City Council Memorandum
TO: HONORABLE MAYOR AND CITY COUNCIL DATE: JANUARY 16, 2024 FROM: COMMUNITY & ECONOMIC DEVELOPMENT WARD: 4
DEPARTMENT
SUBJECT: PLANNING CASE PR-2022-001293 PARCEL MAP AND GRADING EXCEPTION – A REFERRAL BY COUNCILMEMBER CERVANTES OF AN APPROVAL BY THE COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT DIRECTOR FOR A TENTATIVE PARCEL MAP (NO. 38174) AND GRADING EXCEPTION TO ALLOW GRADING WITHIN THE PRENDA ARROYO AND 50-FOOT ARROYO SETBACK – LOCATED AT 841 ALPINE MEADOWS LANE, SITUATED ON THE SOUTH SIDE OF ALPINE MEADOWS LANE, BETWEEN HARBART DRIVE AND KINGDOM DRIVE ISSUE:
Referral by Councilmember Cervantes of an approval by the Community & Economic Development Department Director of a proposal by Jerardo Reyes and Ryan Willaims for a Parcel Map (No. 38174) and Grading Exception to subdivide a 5.74-acre parcel into four parcels for residential purposes and allow grading within the Prenda Arroyo and the 50-foot arroyo setback, on a 5.74-acre parcel partially developed with an existing single family residence, detached garage, and freestanding barn, located at 841 Alpine Meadows Lane, situated on the south side of Alpine Meadows Lane between Harbart Drive and Kingdom Drive.
RECOMMENDATIONS:
That the City Council:
UPHOLD the decision of the Community & Economic Development Department Director and determine that the proposed project will not have a significant effect on the environment based on the findings set forth in the case record and adopt a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP), pursuant to Sections 15074 and 21081.6 of the California Environmental Quality Act (CEQA) Guidelines; and APPROVE Planning Case PR-2022-001293 (Parcel Map and Grading Exception) based on the findings outlined in the staff report and subject to the conditions of approval.
BACKGROUND:
The 5.74-acre project site is located at 841 Alpine Meadows Lane, situated on the south side of Alpine Meadows Lane between Harbart and Kingdom Drives. The site is partially developed with an existing 2,829 square foot single family residence, a 968 square foot detached garage, and a freestanding 662 square foot barn. The single-family residence, detached garage and barn were constructed in the 1970’s. The barn is proposed to be demolished as part of this project.
Surrounding land uses consist of single-family residences to the north (across Alpine Meadows Lane), south, east (across Kingdom Drive), and west.
Project Description
The applicant is requesting approval of the following entitlements: 1) Tentative Parcel Map (No. 38174) to subdivide a 5.74-acre parcel into four parcels for residential purposes; and 2) Grading Exception to allow grading within the Prenda Arroyo and the 50-foot arroyo setback. Parcels 2, 3, and 4 are proposed to each be developed with a 4,222 square foot residence, including a, 822 square foot garage. The existing single-family residence and detached garage will remain on Parcel 1. The project site is accessed from Alpine Meadows Lane.
Community & Economic Development Department Director Decision On October 6, 2023, the Community & Economic Development Department (CEDD) Director approved the proposed project, subject to the conditions of approval (Attachment 1).
Actions by the CEDD Director, including any environmental finding, may be referred to City Council by a City Councilmember within ten calendar days after the decision.
As a matter of information, the CEDD Director staff report incorrectly described the Tentative Parcel Map as No. 39174, whereas the correct map number is 38174.
Analysis
The project site is zoned R-1-1/2 Acre – Single Family Residential Zone, consistent with the VLDR – Very Low Density Residential General Plan land use designation. The proposed subdivision complies with the development standards of the R-1-1/2 Acre – Single Family Residential Zone, and all standards of Title 18 – Subdivision Code.
The proposed project is subject to Section 17.28.020 - Hillside/Arroyo Grading provisions of the Grading Code and meets the development standards for Hillside Grading with the exception of the request for a Grading Exception to allow grading within the Prenda Arroyo and the 50-foot arroyo setback.
Approximately 98 percent of the 5.74-acre parcel is located within the mapped Prenda Arroyo and 50-foot Arroyo setback, including the existing home. It is estimated that more than 50 percent of the project site has been previously disturbed, dating back to 2007 and associated with the improvement of Alpine Meadows Lane. The Conceptual Grading Plan indicates that limited grading is proposed on Parcels 2, 3, and 4. The existing slope on Parcel 4 will be recontoured to a 2:1 slope, to preserve the maximum amount of open space area. The boundaries of the arroyo, the 50-foot arroyo setback, the right-of-way dedication along Alpine Meadows Lane, and the required building setbacks of the R-1-1/2 Acre Zone result in a buildable area of approximately 520 square feet (0.1-acre). The buildable area is ill-shaped and of an impractical configuration which results in practical difficulties to construct single-family residences, as permitted in the zone. Based on the mapped boundaries of the Prenda Arroyo and 50-foot Arroyo setback, without the granting of a Grading Exception the buildable area is impractical, would result in building sizes substantially less than others in the immediate area, and would make the proposed subdivision infeasible.
Furthermore, a site specific Biological Resources Assessment was prepared for the project; the qualified Biologist delineated a 50-foot setback buffer, from the delineated arroyo-related biology and topography, which maintains protection of the Prenda Arroyo. With the conditions of approval, no adverse impacts to the arroyo would occur, as the proposed development is outside of the 50-foot setback buffer, which serves to maintain the environmental protection between the existing disturbed unvegetated area and the Prenda Arroyo.
DISCUSSION:
Referral
On October 11, 2023, Staff received a request from Councilmember Cervantes to refer the project for consideration by City Council (Attachment 2).
Public Comments
After publication of the CEDD Director staff report, staff received an additional comment letter (Attachment 6). The letter made reference to the following concerns:
Concern: The project proposes too many residences for the size of the parcel.
Response: The project site is zoned R-1-1/2 Acre – Single Family Residential Zone, which allows for a maximum of 2 dwelling units per acre. The project proposes a density of 1.44 dwelling units per acre, and is therefore consistent with the allowable density of the R-1-1/2 Acre Zone.
Concern: The project is not consistent with the development pattern of the neighborhood.
Response: The project site is zoned R-1-1/2 Acre – Single Family Residential Zone. The project site is surrounded by parcels to the south and west which are zoned R-1-1/2 Acre Zone; and parcels to the north (across Alpine Meadows Lane) and to the east that are zoned RC – Residential Conservation Zone. The R-1-1/2 Acre Zone allows for parcels to be subdivided as long as they meet the minimum lot area of 21,780 square feet (one-half acre). Parcels 1 2, and 3 are proposed to exceed one acre in area, whereas Parcel 4 is proposed to exceed two acres in area, and is therefore consistent with the development standards of the R-1-1/2 Acre Zone.
Concern: The project will impact open space areas.
Response: The Tentative Parcel Map includes an open space easement on all ungraded portions of Parcels 2, 3, and 4, which will require these areas to be maintained in its natural state and prohibit any further development.
Concern: The anticipated traffic and noise will affect the neighborhood and wildlife.
Response: The project proposes the addition of three single family residences, which is within the range for the typical buildout densities analyzed in the General Plan 2025. The project noise is not expected to generate a substantial increase, as the project will comply with the City’s noise standards set forth in Title 7 of the Riverside Municipal Code. A project specific Biological Resources Study was prepared; grading plans for the project include a 300 foot buffer of the riparian habitat in the Prenda Creek, to the south of the project site. The buffer serves to limit any impacts to riparian birds from noise and habitat disturbance. Furthermore, an Initial Study was prepared for the project and the analysis determined there would be less than significant impacts related to traffic and noise.
STRATEGIC PLAN ALIGNMENT:
This project contributes to the Envision Riverside 2025 City Council Strategic Priority 5 – High Performing Government (Goal 5.3 – Enhance communication and collaboration with community members to improve transparency, build public trust and encourage shared decision-making).
This item aligns with the following Cross-Cutting Threads:
Community Trust – The City’s transparent entitlement process encourages public participation.
Equity – The referral process allows for community input.
Fiscal Responsibility – All project costs are borne by the applicant.
Innovation –The development has been designed to be sensitive to the surrounding habitat, while incorporating features to provide increased protection in a fire zone.
Sustainability & Resiliency – All new construction will meet the current Building Codes in place at the time construction documents are submitted to the Building & Safety Division.
FISCAL IMPACT:
There is no fiscal impact associated with this action since all project costs are borne by the applicant.
Prepared by: Candice Assadzadeh, Senior Planner
Approved by: Jennifer A. Lilley, Community & Economic Development Director Certified as to
availability of funds: Kristie Thomas, Finance Director/Assistant Chief Financial Officer Approved by: Rafael Guzman, Assistant City Manager Approved as to form: Phaedra A. Norton, City Attorney
Attachments:
CEDD Director Staff Report, Findings, Conditions of Approval, and Exhibits – October 6, 2023 Referral Request from Councilmember Cervantes – October 11, 2023 Location Map
General Plan Map
Zoning Map
Public Comment Letter
Presentation
PR-2022-001293 ● Page 2